Old Kent Road · Southwark · Peckham constituency · 51.47930, -0.06495

SE15 1BA— Old Kent Road, Southwark

Location and area intelligence for SE15 1BA, Old Kent Road, Southwark

The practical family move

 

Schools 100%Safety 81/100Transport 47/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
47
Environment
63
Investment
54

The bottom line

SE15 1BA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE15 1BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE15 1BA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE15 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bird In Bush School

Good · Inspected Jul 2024 · 2 min walk

KS2: 102.1

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 13 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 6 min walk

10 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences24%
Other20%
Anti-social behaviour18%
Vehicle crime12%
Burglary11%
Drug offences7%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Old Kent Road Fire Station · 1.1km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area78.2 m²

EPC breakdown

C
13%
D
1%
E
2%
G
1%

Based on 17 properties · Confidence: medium

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£195,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, with internal insulation
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2017 · CAGR

+6.4%

Total change

+169%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.1%

per year

Acceleration

-296.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£130k£130k+0%1
Help-to-Buy recovery2014–2014£480k£480k+0%1
Brexit uncertainty2017–2017£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Queens Road Peckham→ London Bridge· 4 tph
8 min

Nearby stations

Queens Road Peckham Rail StationWindrush · Southern
10 min walk
Queens Road PeckhamNational Rail
10 min walk
Peckham Rye Rail StationSoutheastern · Windrush
13 min walk
New Cross Gate Rail StationSouthern · Windrush
22 min walk
Surrey Quays Rail StationWindrush
25 min walk
No bus stops within 400m

44

Walkability score

150

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf36 min ↓
City38 min ≈

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

75

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)59
Nearest car park93m
Santander docks (800m)1
Nearest cycle dock0.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.2 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield856.7 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

16 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

22

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketKumasi Market · 721 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Commercial Way Food and Wine122 m
Newsagent352 m
Francia’s Mini Mart352 m
A1B371 m

Nearby cafes

Jamrock Café428 m
Andy’s Cafe436 m
Agrobeso589 m
Cafe World594 m

Nearby restaurants

Corner Fish Bar121 m
New Golden Wok166 m
Fusion Cuisine247 m
Delicas Colombianas339 m

Nearby pubs

Duke of Sussex55 m
Asylum Tavern495 m
The Olde Apple Tree615 m
The Copper Tap624 m

Nearby gyms

Peckham Pulse689 m
MoreYoga789 m
Flying Fantastic879 m
The Gym Group982 m

Nearby pharmacies

Day Lewis Pharmacy583 m
Asda668 m
Morrisons Pharmacy727 m

Nearby health

Colgrove Dental449 m
my dentist481 m
Acorn & Gaumont House Surgery581 m
Bailie & Associates618 m
Food hygiene (5-star)54% of 117

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route405m
Crossrail 2 route5,774m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,780 nationally

1,871

Est. population

15,430/km²

57%

Employed

37%

Degree educated

£38,100

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

33%
24%
20%
16%
Under 1833%
18–3424%
35–4920%
50–6416%
65+7%

Tenure

75%
Own outright4%
Own (mortgage)7%
Private rent12%
Social rent75%
Shared ownership1%
Rent free2%

Ethnicity

14%
54%
White British14%
White Other6%
Asian11%
Black54%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household62%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent75%
Private rent12%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
19
Local approval rate
94%
Borough approval rate
89%
Opportunity area
Old Kent Road
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£10.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
194
Largest scheme
333 homes · WOOD DENE, WOOD DENE, QUEENS ROAD, MEETING HOUSE LANE & CARLTON GROVE, SE15
Pipeline pressure
NONE

Named schemes (500m)

MAISMORE ARMS P.H., 104, MAISMORE ARMS P.H., 104, PECKHAM PARK ROAD, SE1594 homes
completed
95A, 95A, MEETING HOUSE LANE, SE15 2TU29 homes
completed
LAND AT REAR OF, 102, LAND AT REAR OF, 102, NAYLOR ROAD, MEETING HOUSE LANE(40-70), FENSHAM ROAD, SE1525 homes
completed
SITE TO EAST SIDE OF & BOUNDED BY, SITE TO EAST SIDE OF & BOUNDED BY, STAFFORDSHIRE STREET, GOLDSMITH ROAD, SE1524 homes
completed
SITE TO WEST SIDE OF, SITE TO WEST SIDE OF, STAFFORDSHIRE STREET, SE1521 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
17.6%
Ward turnout
33%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Evelyn AkotoLabour and Co-operative Party
Richard LivingstoneLabour and Co-operative Party
Alexandra AustinGreen

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Key facts for SE15 1BA

Full postcodeSE15 1BA
Postcode districtSE15
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.479302
Longitude-0.064947
Parliamentary constituencyPeckham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey